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Home My WebLink AboutSP-06-34 - Decision - 0034 Patchen RoadCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING BRAD RABINOWITZ & WASSON VISTA LLC — 34 PATCHEN ROAD SITE PLAN #SP-06-34 FINDINGS OF FACT AND DECISION Brad Rabinowitz, hereinafter referred to as the applicant, is seeking approval to amend a previously approved site plan for a 1,809 sq. ft. medical office building. The amendment consists of: 1) constructing a 24' x 24' 2-story addition (1,184 sq. ft.) for a total building square footage of 2,993 sq. ft., 2) removing an existing 728 sq. ft. detached garage, and 3) reconfigure the parking area, 34 Patchen Road. Based on the document file for this application, the Administrative Officer finds, concludes, and decides as follows: FINDINGS OF FACT 1. This project consists of site plan approval to amend a previously approved site plan for 1,809 sq. ft. medical office building. The amendment consists of: 1) constructing a 24' x 24' 2-story addition (1,184 sq. ft.) for a total building square footage of 2,993 sq. ft., 2) removing an existing 728 sq. ft. detached garage, and 3) reconfigure the parking area, 34 Patchen Road. 2. The owner of record of the subject property is Wasson Vista, LLC. 3. The subject property is located in the Commercial 1 Zoning District (Cl). The property is also located in Traffic Overlay District Zone 5. 4. The application was received on June 6, 2006. 5. The plans submitted consist of a two (2) page set of plans, page one (1) entitled, "Epansion(sic): Patchen Road Office 34 Patchen Road South Burlington, VT", prepared by Brad Rabinowitz Architect, dated 6/2/06. DIMENSION REQUIREMENTS 6. This is a non -complying structure as it encroaches into one side setback and the front setback. Because of this, the expansion is limited to 25% of the existing appraised value. The appraised value is $186, 200 and 25% of this value is $46,550. The applicant has indicated that the value of the proposed addition is $43,000. All other setbacks are being met. 7. Building coverage is 12.9% (maximum is 40%). Overall coverage is 63.9% (maximum allowed is 70%). Front yard coverage is 40% (maximum allowed is 30%). The front yard coverage is a pre-existing noncomplying situation which will not be made worse by this application. SITE PLAN REVIEW STANDARDS Vehicular access 8. Access is provided via one (1) curb cut off of Patchen Road. No changes are proposed. Circulation 9. Circulation on the site is adequate. Parking 10. There are currently 9 parking spaces on the site, and there is a handicapped designated space shown on the plan. The additional medical office space and the existing building requires 15 parking spaces. The plan shows 15 spaces, including one (1) handicap designated space. 11. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. A bicycle rack is shown on the plan. 12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply. Landscaping 13. The applicant is proposing $2220 worth of landscaping. The minimum requirement, based on building cost, is $960. The minimum requirement is being met. 14. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas must be shown on the plan. Snow storage areas are shown on the plan. Outdoor Lighting 15. No changes to exterior lighting are proposed. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to the site plan applications: -2- Traffic 16. This site is located in Traffic Overlay District Zone 5. The lot size is 12,900 sq. ft. which would allow a maximum of 14.5 vehicle trip ends during the P.M. peak hour for this property. ITE estimates that the property currently generates 7.4 vtes, and with the addition, 11.13 vtes. This falls within the requirements of the Traffic Overly District. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. 17. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The proposed project is in keeping with the recommended actions of the Comprehensive Plan. (b)The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. 18. The proposed addition is in keeping with this requirement. (c) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. 19. Parking is located on the rear of the property. As noted above, 15 parking spaces including one (1) designated handicapped are noted on the plan. 20. Section 13.01 of the Land Development Regulations requires that bicycle parking or storage facilities be provided for employees, residents, and visitors to the site. It has already been noted that a bicycle rack is shown on the plan. (d) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. 21. The proposed addition is in keeping with this requirement. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 22. Pursuant to Section 15.13(E) of the Land Development Regulations, all new utility lines must be placed underground. (f) The combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to cerate attractive transitions between buildings or different architectural styles shall be encouraged. -3- 23. The proposed addition is in keeping with this requirement. (g) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. 24. The proposed addition is in keeping with this requirement. In addition, to the above general review standards, site plan applications shall meet the following specific standards set forth in Section 14.07 of the Land Development Regulations: (a) The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. 25. The reservation of land is not necessary. (b) Electric, telephone, and other wire -served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. 26. As noted above, pursuant to Section 15.13(E) of the Land Development Regulations, all utility lines must be underground. (c) All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). 27. No dumpsters are proposed. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves Site Plan #SP-06-34 to amend a previously approved site plan for a 1,809 sq. ft. medical office building. The amendment consists of: 1) constructing a 24' x 24' 2- story addition (1,184 sq. ft.) for a total building square footage of 2,993 sq. ft., 2) removing an existing 728 sq. ft. detached garage, and 3) reconfigure the parking area, 34 Patchen Road, based on the following conditions: -4- 1) All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2) The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 3) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 4) The applicant shall post a $960 landscape bond prior to issuance of the zoning permit. This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 5) For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that the building addition and associated use will generate 3.73 additional vehicle trip ends during the P.M. peak hour. 6) Any new exterior lighting shall consist of downcasting fixtures. Any change to approved lights shall require approval of the Administrative Officer prior to installation. 7) The Applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to using the building addition. 8) The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 9) Any change to the site plan shall require approval by the South Burlington Administrative Officer. Signed on this vday of SGc/✓E 2006 by v (, R nd J. Belair, Administrative Officer Please note: Pursuant to 24 VSA § 4465, an interested person may appeal this decision by filing a Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must be accompanied with a $110 filing fee and be filed within 15 days of the date of this decision. - 5 -